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    Historic Mason Commercial Opportunity Title is generated by Realmo AI

    611 Fort McKavitt, Mason, TX 76856

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    Claim this Listing
    For Sale
    $220,000

    COMMERCIAL - Mason, TX

    Property size:
    1,200 SF
    Lot size:
    0.67 Acres
    Price / SF:
    $183/SF
    Added:
    Oct 4, 2024
    Days on Market:
    597
    Last Refresh:
    May 23 at 12:06 am

    Property Features for 611 Fort McKavitt

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    COMM
    Standard status
    Active
    Size
    1,200 SF
    Lot size
    0.67 Acres

    Taxes and HOA fees

    Tax Annual Amount
    4869

    We can help!

    Listing Contact
    David Ince

    Listing agent David Ince

    Listing office Lehmberg Realty P.O. Box 417, Mason, TX

    Listing date Oct 4, 2024

    MLS# 94032

    Copyright © 2026 Central Hill Country Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Historic sandstone home built circa 1885 by Mason's first doctor, Dr. Grandstaff.
    • Zoned for both commercial and residential use, offering unlimited business opportunities.
    • Includes an 1800 sq. ft. commercial building, formerly a restaurant.
    • Located within walking distance of the historical town square and has excellent access to HWY 87.
    • Features a dogtrot design, two fireplaces, a cellar, and a separate stone building (formerly a smokehouse).
    • Significant price reduction of $155,000 off the original listing price.

    Overview

    This property features a historic sandstone home, originally built around 1885. The dogtrot-design home includes two bedrooms, one bathroom, two fireplaces, and a cellar, encompassing approximately 1200 square feet. A separate one-room stone building, likely once a smokehouse, is currently utilized for storage. The property offers ample parking in the back, shaded by two large live oak trees. The residence presents potential for transformation into a winery or wine tasting room, complete with a wine cellar, or a bed and breakfast. Additionally, the property includes an 1800 square foot commercial building, formerly a restaurant. Zoned for both commercial and residential use, the property has excellent access to Highway 87 (Ft. McKavitt St.) and Avenue A. Situated within walking distance of the historical town square, the 0.671-acre property offers unlimited business opportunities. The property has two addresses.
    Property Profile Location Intelligence

    Current Use by Public Records

    Bed & breakfasts

    Suggested Use

    Dental Office Building Supply Law Firm Big Box & Wholesale Store Spa & Massage Center Hair Salon Nail Salon Pharmacy Gym & Fitness Center Kitchen & Bath Showroom

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • The Fulton Guest House — 507 Westmoreland St, Mason, TX 76856
    • Gamel House — 224 San Antonio St, Mason, TX 76856
    • Missy's Place — 631 Ave F, Mason, TX 76856
    • Hoerster Guest House — 411 San Antonio St, Mason, TX 76856
    • Stage Coach Stop — 405 S Magnolia St, Mason, TX 76856

    Location Insight

    • Map
    • Local Demand
    City
    Mason
    County
    Mason
    State
    Texas
    Longitude
    -99.23842
    Latitude
    30.751314

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    FAQs

    What type of property is this?
    Bed & breakfast - Historic property with commercial building and residential potential.
    Where is this bed & breakfast located?
    The property is located at 611 Fort McKavitt Mason, TX.
    What is the asking price?
    The asking price for this property is $220,000.
    What are key features of this property?
    This property features: Historic sandstone home built circa 1885 by Mason's first doctor, Dr. Grandstaff.; Zoned for both commercial and residential use, offering unlimited business opportunities.; Includes an 1800 sq. ft. commercial building, formerly a restaurant.
    (325) 347-2100
    We can help!
    Listing Contact
    David Ince
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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